Green Buildings and Water Management in Harare, Zimbabwe

UPLanD – Journal of Urban Planning, Landscape & environmental Design, 3(2), 83-92 [2018]

Research & experimentation Ricerca e sperimentazione

Green buildings and water management in Harare, Zimbabwe

Vincent Itai Tanyanyiwa, Olivia Sakhile Juba Faculty of Science & Technology Zimbabwe Open University, ZW

Highlights • Buildings consume more than twenty percent of the world’s available water • - bishing them. • For water management, redeveloping buildings is more efficient and sustainable than maintaining and refur • Green buildings closely emulate the site’s natural “pre-development” hence they save the existing natural waterCustomization cycle of international rating systems in green water management improves water efficiency. • - cient products. The water efficiency rating system assists consumers in making informed decisions on choosing water effi

Abstract Article history Green buildings are structures that use environmentally responsible and re- Received: April 15, 2018 - Reviewed: August 31, 2018 Accepted: September 26, 2018 Buildingssource-efficient consume materials more than throughout twenty percent a building’s of the life-cycleworld’s available from siting water. to The de On line: November 28, 2018 studysign, construction, adopted a qualitative operation, research maintenance, design torenovation, analyse water and theuse finalin buildings demolition. that are owned by Old Mutual Properties in Harare, Zimbabwe. Data were collected through structured and unstructured interviews and observation. Grey water

Keywords designstreatment and and products low flow lead plumbing to less waterfixtures and provide energy opportunities use, and a reduction for industry in op to- eratingbuild high costs. tech, Increased low water government demand projects. regulation On average, and the applying desire to water-efficient lower energy Eco-friendly Green building Recycling Sustainability greycosts water are expected for onsite to driveuses such a faster as site adoption irrigation of water will minimizeefficient products demands such on the as localultra-low water flush resources toilets in and Harare low-flow in particular shower andheads. the The entire use country of non-sewage in general. and Waste water Water efficiency

Copyright 2018 Vincent Itai Tanyanyiwa, Olivia Sakhile Juba Email: [email protected] ISSN online 2531-9906 | Open access article under CC-BY-NC-ND 4.0 International License 84 Vincent Itai Tanyanyiwa, Olivia Sakhile Juba

1. Introduction 2. Green Buildings Buildings are part of the environmental problem Green development attempts to be holistic and is re- and are responsible for one-third of global green- lated to the concept of “sustainability” i.e. meeting house gas emission. They account for 40% of present needs without compromising on the abili- end-user energy consumption, 40% of solid waste, ty of future generations to meet their own needs and 12% of fresh water use worldwide hence the (World Green Building Council, 2013). The Green need for green buildings which can be a quick win building concept is part of the current movement in mitigating climate change by reducing the ener- towards more sustainable societies (UN-HABITAT, gy used in buildings by between 30% to 80%, sav- 2010). Green development establishes and rein- ing on money, creating jobs, and securing a more forces connections, applies ecological thinking by sustainable future (Lynch and Dietsch, 2010). creating places for people to live and work (GBCSA, 2016). Green development is more than individual and these are a comprehensive mechanism for buildings or their components, it seeks to minimise Water efficiency rating systems are important entire life-cycle impacts by employing resource-ef- Strategies such as legislation, regulation, licens- - ing,informing pricing, consumers awareness of watergeneration, efficient behavioural products. - ficient, and environmentally and community-sensi tion are important because treated water is scarce environmenttive land-use bywhich fitting is adaptable.the site thus It usingis generally resources ac- especiallychanges to in realise urban water areas efficiency(Ahn and Pearce,and conserva 2007). ceptedefficiently that through green building the provision refers toof botha health a structure indoor Stakeholders such as manufacturers, government and the use of processes that are environmental- organisations, sector experts, civil society, and the media should come together to ensure that there building’s life-cycle: from setting up, siting to design, is green water management (Gissen, 2003). This construction,ly conscious andoperation, resource-efficient maintenance, throughout renovation, a paper is based on four buildings owned by Old Mu- and demolition that take into consideration: ener- tual Property Zimbabwe (Private) Limited since gy use, water use (16% of water withdrawals are 1981. The four buildings are Eastgate Complex, used in the construction sector and 25% in build- Century Towers, Stanley House and Corner House, ings), indoor environmental quality, material sec- all in central Harare. tion and the building’s effects on its surroundings. Green Building Practices (GBPs) used in green buildings are environmentally friendly and eco- and water savings, improved building durability, nomically more productive than ordinary build- Green building benefits generally include, energy ings (Kaula, 2015). Green buildings are currently productivity, reduced maintenance costs, revenue getting global recognition and uptake especially fromflexibility, recycling, improved and occupantreduced outlays health, comfortfor building and in the global north as a climate change mitigating materials, conserved natural resources, reduced measure. Facilities built according to the GBPs, are waste and pollution, anticipating future legislation, assumed to have lower periodical rental premi- - reduced health and safety risk and liability reduced maintenance/by exceeding presentreplacement building costs code over specifications, the life of inums, Zimbabwe high finished as regards property to water values use and in buildings.are ener the building, lower costs associated with changing Thisgy efficient. paper explored Little research how water has beenis being undertaken used in Old Mutual’s Properties in central Harare. Hara- (UN-HABITAT, 2010). A green building is one whose re’s rapidly increasing population and sponta- constructionspace configurations and lifetime and greaterof operation design assures flexibility the neous urban sprawl outstrip available resources healthiest possible environment while representing and the capacity of the City of Harare (CoH) to provide a reliable water supply. The increasing water, energy and resources (GBCSA, 2016). Green consciousness of the international predicament in buildingsthe most efficientuse environmentally and least disruptive responsible use ofand land, re- freshwater supply has led building designers and - managers to reduce water use in buildings with ity, availability, access to water in buildings, design, additional conserving equipment, rain-water re- construction,source efficient operation, materials maintenance,depending on renovation, their qual covery systems, and inventive water technologies and demolition as well as all green issues (cradle to (Du Plessis, 2005). cradle approach). The optimum green design effectively emulates all natural systems and conditions of pre and post de-

UPLanD - Journal of Urban Planning, Landscape & Environmental Design, 3(2) http://upland.it Green buildings and water management in Harare, Zimbabwe 85 veloped sites. GBs are important because they save transpirational technologies are used. the existing natural water cycle and design site. GBs • A design that harvests, processes, recycles and closely emulate the site’s natural “pre-development” reduces the use of potable water coupled with hydrological systems by retaining storm water, on- a water budget is a prerequisite e.g. use of low- - done through the use of methods that closely resem- less urinals. Onsite treatment systems encour- site infiltration and ground water recharge. This is flow plumbing equipment, toilets and water use of potable water with recycling being enhanced rain and storm water for site irrigation. e.g.ble Harvestednatural systems. rainwater, At the storm- site therewater, is and an greyefficient wa- • Droughtage the usetolerant of gray-water and indigenous for toilet trees flushing, are ter. important for preserving surface and ground The Green Building Council of Zimbabwe (GBCZ) water. was launched on the 30th of September 2016 in Harare to spearhead the Green Building concept in Zimbabwe. This council is still in its infancy. The GBCZ advocates for integrated building designs and 4. Nature of water uses in build- a multi-disciplinary approach to design, catering for ings the Planet, People, Productivity (3 Ps) which in es- sence refers to sustainable green building practices There are four main types of water and waste- by educating industry players on the best materials water categories in residential, institutional and to use. The Council intends to train accredited pro- commercial buildings i.e. potable water, grey wa- fessionals that rate buildings by recruiting members ter, black water and storm water. Potable water to lobby for by-laws that promote sustainability in is commonly referred to as drinking water, while, the built environment. Most materials that have grey water is the domestic wastewater from bath- been used in the Zimbabwean construction industry in the past have not been environmentally friendly. Central to cost-effective green building and site de- (suchroom fixturesas sinks (taps,and dishwashing showers and machines). baths), laundry Black- sign is a factor of interrelationships and correlated waterfixtures contains (washing ‘waste machines) discharges and kitchenfrom the facilities human cost and performance trade-offs that exist amid different building systems which call for requisite toilets and urinals, while storm water refers to strategies and technologies. run-offbody, which due tois collectedrainfall collected through fixturesfrom roofs, such im as- pervious surfaces and drainage systems (Corr & Adams, 2009). In commercial buildings, water use is related to and governed by the functions of the 3. Strategies and Technologies building as well as the type of equipment installed. of Green Building Water Man- The major water guzzlers in the buildings are the agement (GBWM) - - • The least cost, least time consuming and most restroom plumbing fixtures such as toilets, fau environmentally preferable design for site and andcets¸ administrative urinals and showers, buildings. plumbing Narrowing fixtures down ac to storm water management is the design and thecount per for capita about statistics 60% of the for total water water use, use a range in office of site improvements that respect the prevailing 20-40 litres of freshwater per person per day is generally considered to be a necessary minimum • A comprehensive site evaluation and strategic to meet needs for drinking and sanitation alone locationnatural flows of buildings. and topography. Site improvements are (Gleik, 1997). done to protect key natural hydrological fea- tures. • Excavations are minimised and so is soil dis- turbance and compaction of existing topsoil. 5. Objectives • Low-impact storm water technologies such as bio-retention, rain gardens, open grassy The study sought to: swales, pervious bituminous paving, pervious • explain some of GBPs by Old Mutual’s Proper- concrete paving and walkways, constructed ties, Harare; wetlands, vegetated roofs, and all on-site re- • explore the uptake rate of GBPs by Old Mutu- tention and ground water recharge or evapo- al’s Properties, Harare;

UPLanD - Journal of Urban Planning, Landscape & Environmental Design, 3(2) http://upland.it 86 Vincent Itai Tanyanyiwa, Olivia Sakhile Juba

• evaluate why GBPs have not been widely em- 7. Sampling braced in Zimbabwe. The study used purposive sampling which empha- sises “the researcher’s prior knowledge of poten- tially helpful respondents” (Yin, 2003). The study 6. Materials and Methods used two variants of purposive sampling which are: The study used a qualitative methodology, specif- • expert Case sampling is where the research ically an exploratory design focusing on key con- team sampled respondents who are known sultations and deliberations with different stakeholders who Eastgate Complex, Century Towers, Stanley House and Corner House in Harare. The theex-perts EMA inand the CoHwho field of gave study. the Thismost approach valuable design relied on analytical rather than statistical information;facilitated identification of key experts from • respondent-driven sampling is where initially clarity on the design by outlining that “exploratory - researchinference. is Yinconducted (2003) to provides provide keya better definitional under- vide referrals to a set number of other poten- standing of a situation; in this case how Old Mutu- tiallyidentified informative respondents respondents. were requested The ap-proach to pro al Properties is trying to implement GBPs. Explor- was used for EMA and related organisations atory research is not designed to come up with that it works such as COH and Harare Resi- dents Trust. above,final answers this study but somefocused hypotheses on generating could evidencecome up onfrom how the Old current Mutual situation. Property Based Buildings on the havedefinition tried to go green in water management. Data were col- 8. Results and Discussion lected through semi-structured interviews with occupants of buildings and key informants from CoH is considering a new by-law which will make Old Mutual Properties. Physical observations were the use of cheaper and sustainable energy a pre- also made to identify green issues in the buildings. requisite for the approval of any future building The four buildings were selected because Old Mu- plans. In Harare, the 55 000 m2, mixed - use East- tual Property is the largest property investment gate Complex, is an example of how he integrated nature and sustainability coexist. Harare) whose portfolio comprise over 500 000m² worthmanager at inapproximately Zimbabwe (and USD specifically $510 million in Central (Old Mutual Property, 2016). The property portfolio’s 8.1 Challenges in initiating water efficiency assets span across the Retail, Industrial, CBD of- reform in Harare’s buildings which are located in more than 30 centres around At Old Mutual the property development depart- Zimbabwe.fices, Office OccupantsParks, Land of and the propertiesDevelopment are sectors clients ment is responsible for the formulation and man- from within and outside the Old Mutual Zimba- agement of property developments to ensure that bwe Group.Secondary data were obtained from projects are delivered as per client’s requirements literature related to green water management. but taking into cognizance international building Key informant interviews (KII) were also used to development. Apart from this, the department is collect data on building materials use, green issues also involved in new developments, building re- Harare by-laws as well as environmental expecta- furbishments, life cycle management and renewal. tions from the Environmental Management Agen- The Property Services department is tasked with cy (EMA) and City of Harare (CoH) by-laws. Data operations management of the physical assets i.e. - all aspects of managing a property portfolio, in- views and key informants were analysed through cluding building maintenance, leasing and rental triangulationfrom field observation, of theories, concepts, semi-structured and sources inter of collection. data. Emerging themes on particular aspects were The concept of sustainable building incorporates then recorded as opinions of a particular group and integrates a variety of strategies during the (Chambers, 1992). design, construction and operation of building

- projects. Green building materials offer specific benefits to the building owner and building occu UPLanD - Journal of Urban Planning, Landscape & Environmental Design, 3(2) http://upland.it Green buildings and water management in Harare, Zimbabwe 87 pants, reduced maintenance, energy conservation, improved occupant health and productivity, lower - at the Old Mutual Properties. In addition to fixing importantleaks and replacing because existingit increases fixtures the withbuilding low-flow val- forcosts engineers associated and with architects changing to spacedesign configura resilient, ueoptions, and at energy the same use wastime reduced. indoor environmental Retrofitting is sustainabletions and greater and Green design Infrastructure flexibility. There so isthat a need the comfort, increased rent premiums, low occupancy same area of land can frequently offer multiple costs for tenants and therefore fewer vacant buildings. Green buildings are not exclusively success- Council, 2013). Zimbabwe should competently ful in achieving water and energy saving targets. craftbenefits policies if its and ecosystems strategies (World to build Green sustainable Building To improve water management targets, there is human capital capacity in these areas to make our need to encourage occupants to adopt water-sav- country competitive again. Sustainable engineering behaviour in addition to the use of green building infrastructure and services are the basic cor- ing materials. To date, water saving has not been nerstones of life, civilisation and economic well- fully embraced by occupants / tenants in all the being of communities. Generally, there is a huge four buildings. There are strategies that include how to develop, deliver, maintain and care for among the building occupants, water saving com- Greendeficiency and Sustainablein capacity toinfrastructure understand andthe needservices. for, mitments,raising education and to have awareness an active on building water efficiency manag- er responsible for all water management related matters. - 9. Solutions to Green Building tions and marketing values of a building in addi- Water Management Growth tionRetrofitting to reduced also ownership leads to improvedrisk. Use of public renewable rela (GBWMG) forms of energy e.g. solar or wind to pump water will contribute to green growth / sustainable In modern day designs, the engineers’ job is not buildings The use of use of GIS / telesurveillance in only to provide designs but tokeep water usage savings in mind (Lynch, & Dietsch, 2010). In Ha- rare, there is need to mobilise additional water themonitoring Harare water pipes billing/ water system flow will needs go a to long review way toin - promotemonitoring user the pays efficient for actual use of cost water / polluter in buildings pays. - asresources far back e.g. as Kunzvi the 1990s. Dam andIt is the located use of along high effithe cient are friendly nature because, besides aesthet- Nyaguwecient plumbing River infixtures. Murewa Kunzvi to serve Dam Harare was planned and its icGreen appeal, or livinga living Roof roof are reduces not only heating, technically by adding effi satellite towns. It was predicated that Lake Chive- mass and thermal resistance through evaporative ro, Manyame Dam, Harava and Seke dams would cooling. In addition, they increase wildlife habitat not meet the demand for water in Harare due to in built-up areas and reduce storm water run-off increasing population. Completion of Kunzvi Dam is still a pipe dream; government appears to be air. Rainwater harvesting is currently being imple- indecisive and to ensure that Harare gets another mentedand filters on pollutants top of roofs and or carbon below thedioxide ground. out ofRain the- reliable water source. The city has been grappling water harvesting is important because it diverts with the water crisis for many years, water-borne storm rainwater. Insulating return piping also en- diseases e.g. dysentery, diarrhoea and cholera sures that warmer water will be supplied back to killed 4500 people in 2008 during the worst hy- the hot water plant, thus reducing the energy demand at the heating plants in the building (Gilmer Currently in all the four buildings that were stud- and Hughel, 2008). In all the buildings there is reg- perinflationary year in the history of Zimbabwe. - building green buildings to greening existing pair. This is done for the reason that leaking pipes ied, there is need for retrofitting i.e shifting from canular go 6-month unnoticed. interval Cooling of leak-proofing towers remove / leak heat re - from a building’s air conditioning system by evap- buildings e.g. A dual flush toilet is an efficient, it- orating some of the condenser water. Occupants of cyuses of lessthese water toilets by isoffering enhanced a low by volume a large flush trap (liqway the building are educated on the need to conserve uids) and a full volume flush (solids). The efficien water is a prerequisite for the sustenance of life on earth. While the supply may seem abundant, inwhich saving minimises water, a clogging.process currently Retrofitting in progress the dual flush functionality onto an older style toilet helps water is a finite resource, i.e. Fresh potable water UPLanD - Journal of Urban Planning, Landscape & Environmental Design, 3(2) http://upland.it 88 Vincent Itai Tanyanyiwa, Olivia Sakhile Juba is necessary for survival hence the need for green In Zimbabwe, the Eastgate Mall (Fig 1 below) design and construction (Kibert, 2008). Educa- in Harare is a good example of a green building tion involves publicity of the use of the new smart which has a Bio mimicry technology. The mall uses water metering old mutual properties assesses strategies used by termites in termite mounds for the economic and environmental performance of temperature control, the ventilation system oper- buildings over their full life cycle by looking at de- ates like a termite mound i.e. Outside air drawn in, scription and portrayal of energy /water charac- and is warmed or cooled by the building mass, de- teristics of buildings, incorporation of sustainable pending on which is cooler or warmer, the build- design and construction. The aspect of resilience ing concrete or the air. The air is then vented into is also important in water management. the building before exiting via chimneys at the top. Resilience relates to the design, construction, and The building also allows in local breezes. Double operation of buildings and infrastructures that thickness walls in the exterior walls moderate are resilient to natural and man-made disasters extreme temperature. Plants on the sides of the - building help in cooling it down while a glass roof ings designed for resilience can absorb and rapid- help in dragging heat out. Eastgate Mall Building lyincluding recover floodingfrom such in a the disruptive case of event.buildings. Continuity Build uses 41 % less water and 35% less energy when of operations is a major focus of resilience. The compared to conventional buildings (Old mutual, National Response Framework presents guiding 2016). As opposed to cradle to grave design, the principles that enable all response partners to pre- Eastgate Mall is based on a closed loop nutrient cycle found in nature, in which there is no waste disasters and emergencies. The resilience of criti- (cradle to cradle approach). This would use mate- calpare infrastructure for and provide must a unified also be national considered; response infra to- rials designed as nutrients that would biodegrade structures include water and wastewater, energy, safely and restore soil after use. Such buildings among others. Vulnerability, risk and resilience function more like trees, they make oxygen, se- assessments must be done and mitigation options evaluated in concert with resource restraints in all habitat for thousands of species and change with the buildings owned by Old Mutual Property. seasons.quester carbon, fix nitrogen, distil water, provide Compared to South Africa Zimbabwe is doing bad- ly because the Green Buildings Council of South Af- rica (GBCSA) has so far awarded 50 buildings with 10. Sustainability for Buildings in Zimbabwe cheaper and sustainable energy have to be includ- edgreen in Harare’s star certification. by-laws to Newenhance city sustainability. by-laws to use Currently, in Zimbabwe, there is no clear focus on the issues of sustainability in terms of buildings because sustainable building because issues on how the buildings are designed; constructed; op- erated; renovated and demolished, bring in evaporative cooling, reduce storm water run-off and are not included in the construction industry as wellfilters as pollutants the effects and of buildingcarbon dioxide on wildlife out ofhabitats. the air Although the GBCZ was launched in September, 2016 not much has been done in this direction and at the time of writing it is not very clear wheth- er the council has the backing of the government. These issues are covered cursorily during the environmental impact assessment (EIS), mandatory for prescribed activities such as the construction of high-rise buildings. If this done for large buildings in the CBD, the effect of the ‘heat islands’ is reduced e.g. the roof of the parking area in Nelson Mandela Square, the library at Stellenbosch Uni- Figure 1: The Eastgate Shopping Mall, Harare, Zim- versity, South Africa. babwe. Source: Tanyanyiwa, 2018

UPLanD - Journal of Urban Planning, Landscape & Environmental Design, 3(2) http://upland.it Green buildings and water management in Harare, Zimbabwe 89

But what is the situation in Zimbabwe in general, ty which has meant that the opportunities to go green on building projects have been few The challenges for not going green include but are and far between. This, then ultimately leads to notand limited in Harare to the specifically? following. Are we going green? a situation in which there are few experienced 1. Perceived high cost of building design and professionals on green buildings. construction if one goes the sustainable de- 3. In some countries closer to Zimbabwe e.g. velopment route. Where it is not perception South Africa there is the Green Buildings Coun- - cil which lobbies for and promotes sustaina- ing in Zimbabwe is one of the highest in the ble construction but in Zimbabwe, the coun- Southernone finds Africa out that region the (SADC). actual costMany of reasons build cil is in its infancy or non-existent. Rewards contribute to this, the chief reason being the and recognition for projects that incorporate high input costs of building (labour, materials, sustainable development can help increase cost of regulatory approvals etc.). This also awareness. The most celebrated green project complicated by the multi-currency regime is the Eastgate Complex but how many local prevailing especially the use of the US Dollars - foreign bodies. The government needs to lead cies. What then happens is that where budg- bywards example have init thison? regard,Most of rather the awards than passing are by etswhich are continues tight the to green firm againstissues otherare normally curren laws determining what the private sector can do. Government agencies must incorporate industry should educate themselves and their sustainable strategies into their own projects. the first to be sacrificed. Professionals in the Policies on greening construction / buildings initiatives as an upfront investment in con- should be introduced with the government structionclients on projects. the benefits This ofis withincorporating a view to signifgreen- championing implementation. Such policies icantly reduce operating cost over the lifetime of a building, while contributing positively to environmental quality of building materials the environment and the people who use the andcould resources, include energyindoor environmental and water efficiency, quality - “green” sustainable building projects do not cess such as the Leadership in Energy and havebuilding. to be There cost-prohibitive. is sufficient proof There to isshow in most that Environmentaland innovation Designin design. (LEED) A certification ratings could pro cases unwillingness by the project teams to be introduced, with attractive incentives for venture out of the comfort zone of “old tried compliance by the private sector. However, the and tested methods of construction”. At colleg- proliferation of foreign project promoters, es- es and universities, green issues are not given pecially the Chinese who do not subscribe to prominence they deserve. Emphasis is on oth- Engineering Act nor are they forced to register er design subjects. However, this is changing, with local professional bodies. In most cases, but rather slowly. More lobbying and support these foreign project promoters have the pro- is required towards this realisation. 2. Lack of adequate training for green practition- design. Can the same government that allows ers in institutions of higher learning especially theseject finance foreign and developers one dares to buildnot question anyhow theirthen in universities and polytechnics in Zimbabwe. enforce the local engineers, architects and The lecturers are few and most lack experience, the most experienced lectures left Zim- 4. Use of old design standards and building codes whichplanners do tonot go promote green? Food green for buildings thought. in both which began around 2008. The students they local and central government and by consult- thenbabwe produce during cannot, the hyperinflationary with conviction period chal- ants. Design guides for urban water and sewer lenge the status quo. When a design guide pro- as well as roads were developed in 1982 when duced in 1982 is thrown on a desk by a Senior green issues were not as topical as they are Engineer, for example, the poor chap follows now. it religiously yet it does not accurately cover 5. - issues of sustainable construction. Recom- na even tell that “Green concepts are being mendations to update design guides and de- Some influential people in the political are nations”. When the industrialised nations but the question of who will fund the exercise wherepushed developing to stifle the they development were not applying of African sus- arises.sign codes There and is specificationsdepressed construction have been activi made- tainable development concepts and it helped

UPLanD - Journal of Urban Planning, Landscape & Environmental Design, 3(2) http://upland.it 90 Vincent Itai Tanyanyiwa, Olivia Sakhile Juba

them develop. EMA (2002) appears more hell - bent on punishing rather than educating and encouraging stakeholders to be more inclined (Gleick,of eﬃciency? 1996). What should be the testing proto towards sustainable construction. They have cols? And what should be the inspection systems? a long list of requirements which are good for the environment but for most it’s an exercise to tick a box rather than owning the whole ex- 12. Recommendations

into assisting improve the project. Strategies such as legislation, regulation, licensing, 6. Lackercise. of For planning a monetary in infrastructurefine, part of it shoulddevelop go- pricing, awareness generation, behavioural chang- ment e.g. people are settled on land before es can be utilised in different ways to realise wa- services are in place when it should be the re- verse e.g. in the high-density suburbs of East- - view, Epworth, Hatcliffe and Southerly Park sations,ter efficiency sector and experts, conservation. civil society, Stakeholders and media such is trying to then introduce sustainable solution as manufacturers, government officials, organi becomes a challenge and sometimes is met For Old Mutual Property to develop technological capacityneed to beand involved knowledge to improvefocus should water be efficiency.on: water, energy and transportation systems, as • quality engineering, architectural and real es- wellwith asstiffresistance in waste management due to inefficiencies in the aforemen in the- tate education and training for sustainable de- tioned suburbs. signs by an educated and skilled population is mandatory; • economic incentive and institutional regime through a regulatory and economic environ- 11. Conclusion and support investment in ICT, entrepreneur- The impending water crisis in Zimbabwe in terms shipment and that infrastructural enables the free development; flow of knowledge, of declining rainfall calls for the need to devise • innovation systems through that can tap into and operationalise water reform for water using the growing stock of global knowledge, assimi- late and adapt it to local needs, and create new knowledge which is relevant to the Zimbabwe- Thereﬁxtures. is Therea need is to need customise to introduce international a system rating that an context; systemswould rate in watergreen using water fixtures management for their andefficiency. relat- • the green building impetus should take centre ed protocols to suit the Zimbabwean context by stage in Zimbabwe through professional train- involving all stakeholders. Focus should be on; ing programmes towards a green economy and sustainable growth. what should be rated? What should be the unit

UPLanD - Journal of Urban Planning, Landscape & Environmental Design, 3(2) http://upland.it Green buildings and water management in Harare, Zimbabwe 91

Acknowledgements

The authors acknowledge 16th WaterNet Symposium where this paper was presented with constructive comments from delegates assisting in finalising the paper. We would like to thank our colleague, Patrick Mudavanhu Nherera, a Construction Specialist for giving critical insights during the development of this article.

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